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HomeMy WebLinkAbout7. 230116 Conditional Use Permit Justification 55 South Atlantic Street, Suite 301 • Seattle, WA 98134 • (206) 682.7525 January 16th, 2023 City of Renton Department of Community & Economic Development Planning Division 1055 South Grady Way, 6th Floor Renton, WA 98057 RE: Conditional Use Permit – Justification Address: 720 Rainier Avenue S Project Name: ARB Flagship Store – Tenant Improvement & Change of Use CONDITIONAL USE PERMIT JUSTIFICATION: ARB strongly believes we have set forth reasons in favor of the application and addressing the criteria listed in RMC 4-9-030, Conditional Use Permits in the 1). project narrative above, 2). pre-application meeting, and 3). Current Conditional Use Permit process. We confirm that we will abide by and be subject to the requirements of the Commercial Arterial (CA) zoning classification, Auto Mall Area B, Urban Design District D, and Commercial Mixed Use comprehensive plan designation. We acknowledge that this project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). (per pre-application meeting 9/30/21). We confirm that this site development will establish conditions mitigating impacts of the use and to assure compatibility with other uses in the district. And confirm we are within the criteria requirements for our request for a conditional use permit: 1. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. We have been in direct communication with City of Renton Planning Division, Development Engineering Division, and Renton Fire Department as well as in direct coordination with Geotech Consultants, licensed Landscape Architect, Civil Engineer, & Structural Engineer to address and conform to all City requirements above. 2. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. Our proposed ARB Flagship store that would include on-site retail sales of vehicle accessories and 1-story addition for onsite vehicle accessories installation and garage storage is suited and well within proposed use as there is an existing Les Schwab Tire Center and Car Pros Hyundai dealership adjacent to our property. 55 South Atlantic Street, Suite 301 • Seattle, WA 98134 • (206) 682.7525 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. Our proposed project will not have any adverse effects on adjacent properties Les Schwab and Hyundai dealership as the ARB Flagship store focuses and sells 4x4 (four-wheel drive) accessories, and not primarily provide a car service (Les Schwab Tire Center) or sell a particular car brand (Hyundai dealership). 4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. The existing building constructed in 1986 was a Walker’s Renton Mazda auto sales / dealership / showroom facility as the current use of the site. As of right now, the existing building is empty and the parking lot is used as a public encampment. Our proposed project is within the same focus of car sales and will compliment and improve the scale and character of the neighborhood by not only providing an important service to local 4x4 customers, but also provide a new-and-improved front landscape that will make the area more attractive overall. 5. Parking: Adequate parking is, or will be made, available. The existing exterior parking lot to accommodate and propose 31 stalls (30 required) by zoning code (RMC 10-10-13 & 4-4-080, accessed 8/20/21). Access to the site is proposed to remain via a relocated driveway curb cut-off of Rainier Ave S. 6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. The proposed project will conform and adhere to City of Renton parking requirements by providing fire lanes per Fire Department requirements, as well as minimum dimensions for parking lanes and parking spaces (required ADA and Compact spots included). Fire requirements had been addressed in “230116 Fire Submittal Response Letter”. 7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. The proposed project will adhere and conform to Urban Design Regulations Requirements mitigate potential noise, light, and glare impacts. All noise will be mitigated by having all onsite vehicle accessories installation performed in the garage. Light and glare impact will be mitigated by proposing a variety of non-reflective architectural exterior material finishes. 8. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Per City of Renton Development Engineering Division requirements the existing curb will be a 5’ landscaping strip (matching the improvements north and south of the property), 8’ sidewalk and 1’ clear space behind the sidewalk. This will result in a varying width right-of-way dedication along the frontage but appears to average approximately 5’ or so. The sidewalks and planter strips will be tied in to match the north and south properties (which utilized this same cross section). Landscaping design proposed by a licensed Landscape Architect in coordination with Architectural & Civil drawings.